Day 7 Internal Walls

So at the end of 7 days since the panel work started we have the majority of internal and external walls done downstairs.
It’s a bit of a head spin really, at this stage next week looks like the form work will go in for the upper story slab, assuming there are no unforseen issues.

After our many builds previously that were double brick I have to say this is the cleanest site I have ever seen, no piles of site rubbish anywhere and when we arrived late afternoon on Thursday to have another look the R9WA guys were sweeping the slab and cleaning around the site! its amazing to see a building crew that take pride in keeping a tidy work site, this is also a good thing as far as site safety.
There are some high end project builders ( which we have used in the past) that could take a leaf out of the R9WA book as far as we are concerned for site culture.

Below are some pics of internal walls.

Internal walls laundry

Internal walls laundry

Entry hall walls

Entry hall walls

Internal wall theatre entrance

Internal wall theatre entrance

Partial office walls

Partial office walls

Kitchens and Bathrooms

This what I consider the fun stuff. Tile selections and door profile decisions are my idea fun.
We have engaged The Kitchen Factory Malaga to make the kitchen and bathroom cabinets as I saw some of their previous work in a kitchen magazine and after meeting with them had a good feeling.

I must say that tiles were a major drama trying to fit what I had in my minds eye with what was available at tile shops around Perth, it wasn’t impossible but the selection available tends to be more on the modern side. We have settled on Prestige Tiles in Osborne Parkas we dealt with them in the past and they always do us a good deal.

There are a few things I wanted in this house that aren’t yet that popular or readily available in Australia.
Bathroom wall sconces was one of these things, I had to order mine from the U.S. and they will have to have some re-wiring of some sort doing to them by the sparky.
We are also going for a dado height wall panelling in some of the bathrooms and this has caused more than a few raised eyebrows when we try to explain the look we are going for to people.

Below are a few photo’s of some of the looks that we trying to achieve, the kitchen is almost exactly what we are having and the bathroom ones are just so you can get an idea of the style we are going for.

Tile selection

Tile selection

Bathroom wall sconces from the U.S.

Bathroom wall sconces from the U.S.

Hamptons style kitchen in black and white

Hamptons style kitchen in black and white

Shaker style kitchen cabinets

Shaker style kitchen cabinets

Hamptons style kitchen cabinets

Hamptons style kitchen cabinets

Bathroom wall sconces either side of mirror

Bathroom wall sconces either side of mirror

Picture of bathroom wall panelling

Picture of bathroom wall panelling

Style of bathroom we like for second bathroom

Style of bathroom we like for second bathroom

 

 

Day 4 and Onward Progress

24th January and day four progress, front panels done.

End of day 4 progress

End of day 4 progress

Day 5 Beam installation

Day 5 Beam installation

steel beam install

steel beam install

Day 6 and the internal wall tracks have begun to be laid.

Day 6 internal wall tracks have begun

Day 6 internal wall tracks have begun

Garage Progress

Garage Progress

140129 Theatre completed #1 (640x480)

Day 6 front elevation

 

 

R9 building product close ups

Some close up shots of the R9wa panel we are using for the build.

External wall panel close up

External wall panel close up

Close up cross section of external wall panel

Close up cross section of external wall panel

Panel track corner detail

Panel track corner detail

window corner detail

window corner detail

internal wall panels

internal wall panels

kitchen window ground floor

kitchen window ground floor

corner window close up

corner window close up

Links: R9wa.com.au

 

 

 

 

 

 

 

Site Clean and Ground Floor Wall Panels

3rd of December 2013. Site clean in preparation for the R9 panel tracks to be laid on the slab. The wall panels slot into metal tracks around the perimeter of the slab.

Site Clean

Site Clean

Site clean rear view

Site clean rear view

23RD of December 2013. The track system that the R9 panels slot into has started to be put in place on the slab. After this everything slows down after Christmas for a few weeks.

R9 panel track

R9 panel track

Tracks down ready for panels

Tracks down ready for panels

20TH of January 2014. Ready to unload the panels from the truck but a minor setback of the forklift getting bogged holds us up for a day. Oops.

Forklift setback

Forklift setback

21ST January 2014. The panels have been unloaded and the first panels are up! all in the same day. I have never seen a build this quick, the crew are fantastic, seriously hardworking blokes. Our house has it’s first walls, happy days.

Panels unloaded and first panels up

Panels unloaded and first panels up

First panels up day 1

First panels up day 1

22ND January 2014. By the end of the second day there are more walls to the lower floor.

Second day progress

Second day progress

Second day wall progress

Second day wall progress

Second day progress rear view

Second day progress rear view

Second day progress outside view Great Room

Second day progress inside view Great Room

external wall office and laundry

external wall office and laundry

Day 3 progress

Day 3 progress

Block Preparation and Lower Floor Slab

On 12 November 2013 we commenced site works, with the compaction test done we had the levels finalized ready for concrete. We are one street back from the beach so soil is quite sandy. The house is a two story 5 bedroom with majority of the bedrooms upstairs. The block had a wide frontage so we have a 3 car garage across the front to the right of the house.

131112 Pad Preparation #1

pad prep

Levels finalised compaction test complete

Levels finalized compaction test complete

The 14th of November, footings down ready to box up lower slab, plumbing pre lay done.

Footings down ready to box up lower slab

Footings down ready to box up lower slab

Plumbing prelay

Plumbing pre-lay

16TH November, concrete pour starts for the ground floor slab.

Lower slab concrete pour

Lower slab concrete pour

Concrete pour

Concrete pour lower slab

concrete pour

concrete pour

Finished slab

Finished slab right hand side

Slab down front view

Slab down front view

lower slab bathroom plumbing

lower slab bathroom plumbing

 

 

Plans and Approval

The process for having the plans drawn up was pretty straight forward. Our architect based on photographs we had given him, drew up the design. He then liased with R9WA for the panel drawings, and within a few months of back and forth we had our plans.

Council approval turned out to be a bigger issue. The vast majority of plans that they approve are project homes that use same design, so its pretty much a no brainer for them to rubber stamp something that has been previously approved. Our plans, although designed to the building regulations imposed by the council, were not as easily passed.

The reality was this was a one off design and for us it took longer than in the past when we had used a project builder.

We had weeks and weeks of back and forth adjusting small things on the plan and each time we submitted the changes we were given another list of things to address, frustrating was an understatement.
Finally we caught a break when the person we were dealing with at the council went on holidays and someone else took over his duties, low and behold within a day we had approval! go figure.

So we had plans ready to go and we could start…